Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    NE Frontage Road lot 2 Winona, MS 38967

    View on Map
    New
    Picture of Commercial land at NE Frontage Road lot 2, Winona, MS
    For Sale
    $400,000

    LAND - Winona, MS

    Lot size:
    1.50 Acres
    Added:
    Apr 1, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 2 at 5:06 am

    Property Features for NE Frontage Road lot 2

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    Part Of 340-273800-0000001700
    Lot size
    1.50 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxDescription
    3 3 Ac N/Hwy 82 & E Hwy 55 Pt Ne4 Nw4 Unplatted Land 27
    TaxAnnualAmount
    285

    We can help!

    Listing Contact
    Prestley Vaughan

    Listing agent Prestley Vaughan License #S61594

    Listing office Southern Oaks RE Properties LLC 105 Mullens Drive Ste A, Brookhaven, MS

    Listing date Apr 1, 2026

    MLS# 4144508

    Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Commercial Land at Interstate Intersection

    This commercial land offers a prime opportunity at the high-visibility intersection of I-55 and Highway 82 in Winona, MS. The property, one of two available lots, encompasses approximately 1.5 acres. Its location provides significant exposure to both interstate and highway traffic, making it suitable for retail, service, or investment development. The property benefits from excellent access and prominent positioning in a highly traveled area of Montgomery County, Mississippi.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Winona
    County
    Montgomery
    State
    Mississippi
    Longitude
    -89.760227
    Latitude
    33.487226

    Nearby Similar for Sale

    • $400,000

      Land Near Highway 82

      2.66+/- acres near Highway 82, suitable for homesite or commercial.
      N Mission Road, Winona, MS 38967
      View Details
    • $400,000

      Prime Commercial Land Opportunity

      High-visibility land for retail, service, or investment development.
      NE Frontage Road lot: 1, Winona, MS 38967
      View Details
    • $750,000

      Prime Land at Interstate Intersection

      11+/- acre commercial property with high visibility and access.
      NE Frontage Road, Winona, MS 38967
      View Details
    • $235,000
      4,778 SF

      Winona Commercial Building For Sale

      Commercial building with retail potential in Winona, Mississippi.
      501 Summit St., Winona, MS 38967
      View Details
    • $750,000

      90 Acres Undeveloped Commercial Land

      Undeveloped commercial property with frontage on I-55 and NE Frontage.
      0 NE Frontage Road, Winona, MS 38967
      View Details
    • $8,750

      Winona, MS Acreage Opportunity

      0.70-acre lot in Winona, MS, ideal for building.
      106 Pine Drive, Winona, MS 38967
      View Details
    • $224,000
      6,218 SF

      Winona Commercial Building with Train

      6218 SF commercial building with train cars in Winona.
      100 N Front St, Winona, MS 38967
      View Details
    • Contact for pricing
      2,582 SF

      Highway 82 Restaurant Investment Opportunity

      NNN leased restaurant building for sale with 10+ years remaining.
      313 Highway 82, Winona, MS 38967
      View Details
    • $175,000
      1,400 SF

      Renovated Home in Winona, MS

      Completely renovated home with stylish finishes in Winona, MS.
      500 Fairground Street, Winona, MS 38967
      View Details
    • $549,999

      Prime Land on Highway 82

      28+/- acres of commercial/agricultural land near Interstate 55.
      0000 Highway 82, Winona, MS 38967
      View Details
    • Contact for pricing
      2,582 SF

      Former KFC Restaurant on Highway

      2,582 SF restaurant on 2 acres available for sale.
      313 US 82, Winona, MS
      View Details
    • Contact for pricing
      2,582 SF

      Former Restaurant on Highway 82

      2,582 SF restaurant on 2 acres, long-term NNN lease.
      313 US-82, Winona, MS 38967
      View Details

    FAQs

    What type of property is this?
    Commercial land - Prime commercial land with high visibility and excellent access.
    Where is this commercial land located?
    The property is located at NE Frontage Road lot 2 Winona, MS.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: High‑visibility location at the intersection of I‑55 and Highway 82.; Approximately 1.5+/- acres of land.; Ideal for retail, service, or investment development.
    (662) 466-9388
    We can help!
    Listing Contact
    Prestley Vaughan
    Real Estate License ID: S61594
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!